Sandstone Valley, Calgary - July 2026 Real Estate Report

Sandstone Valley Real Talk: Your City Assessment Is Lying to You (By About $22,000)

If you own a home in Sandstone Valley and you're still quoting your city assessment to friends, neighbours, or your financial planner - stop. The numbers have moved, and not in the direction the city's paperwork suggests.

The Vibe: What's Actually Happening on Our Streets

Houses - Strong Prices, But Read the Fine Print

We saw an average sale price of $750,000 for houses this period, which sounds great on paper. But here's the thing - only one property sold, so that single number is doing a lot of heavy lifting. Don't let it fool you into thinking every house on the block is worth three-quarters of a million dollars.

The more reliable signal is the HonestDoor predicted value of $618,995, which is trending up from a 3-month moving average of $611,180. That's a steadier, more honest read on where house values actually sit. Listings are averaging $674,900, and homes are selling at about 96.45% of list price - meaning buyers are still negotiating a bit of room off the asking price.

• Average HonestDoor Price (Houses): $617,666
• Predicted Market Value: $618,995
• 3-Month Moving Average: $611,180
• Average Sale Price This Period: $750,000
• Price Per Square Foot: $370
• Average Days on Market: 62
• Estimated Monthly Rent: $3,006
• Rental Yield: 5.41%
• Recent Value Change: up 1.51%
• Growth Rank: 89 out of 233 Calgary neighbourhoods - above average

Sixty-two days on market is worth noting. Our houses are sitting a little longer than you might expect in a hot city. Days-on-market ranks 59 out of 76 comparable neighbourhoods - that puts us toward the slower end of the selling spectrum. Price it right from day one, or you will be watching that listing age.

Condos - Expensive, Fast, and Quietly Cooling

Here is where Sandstone Valley surprises people. Our condos rank 27 out of 173 Calgary neighbourhoods by price - that puts us among the most expensive condo markets in the city. The average sale price hit $495,000, and properties are moving in about 18 days, which is reasonably quick.

That said, we are taking longer to sell than nearby Country Hills (15 days) and Macewan Glen (9 days). That gap is worth watching. The HonestDoor predicted value for condos sits at $429,639, up from a 3-month moving average of $425,427 - so values are still inching higher, even if the pace is slow.

• Average HonestDoor Price (Condos): $421,934 - down 1.79% from last period
• Predicted Market Value: $429,639
• 3-Month Moving Average: $425,427
• Average Sale Price This Period: $495,000
• Price Per Square Foot: $371
• Average Days on Market: 18
• Estimated Monthly Rent: $2,223
• Rental Yield: 3.97%
• Recent Value Change: down 0.61%
• Growth Rank: 118 out of 216 Calgary neighbourhoods - below average
• Price Rank: 27 out of 173 - among the most expensive in Calgary

The condo HonestDoor Price is down 1.79% from last period. That is not a crisis, but it is a signal that condo owners here should pay attention. You are sitting in a premium-priced segment that is taking a breather on growth.

The Secret Sauce: Why Your HonestDoor Price Matters More Right Now Than Your Tax Assessment

The city assessed the average Sandstone Valley house at $639,548. The average HonestDoor Price is $617,666. That is a gap of roughly $22,000 - and that gap matters.

City assessments are a snapshot from months ago, built on formulas that do not account for what buyers are actually doing right now on our streets. The HonestDoor Price pulls from real-time market signals. It updates. It reflects the actual conversations happening between buyers and sellers today.

For condos, the spread is even wider. The city assessment average is $440,635. The HonestDoor Price is $421,934 - that is 4.24% lower than the city's number. If you are pricing a condo based on your assessment notice, you may be walking into negotiations with the wrong anchor.

Think of the HonestDoor Price as your real-world check. It is what a well-informed buyer is likely thinking when they walk through your door - not what a government formula calculated last fall.

The "So What?" - Thinking About Selling This Summer?

Here is the straight talk for anyone in Sandstone Valley weighing a summer sale.

For house sellers - you are in a decent spot. Values are trending up, the neighbourhood ranks above average for growth on Calgary's leaderboard (89 out of 233), and rental demand is strong at $3,006 per month with a 5.41% yield if you ever want to hold instead of sell. The catch is that 62-day average days-on-market number. Buyers are not rushing. Price aggressively from day one, or budget for a longer haul.

For condo sellers - you have a pricing advantage. Being in the top 27 out of 173 neighbourhoods by condo price in Calgary is a real selling point. But the HonestDoor Price has dipped 1.79%, and growth ranks below average at 118 out of 216. Summer is a good window to move before that softness has more time to settle in. Do not overprice chasing the assessment number - the market will not meet you there.

For everyone - Sandstone Valley is holding its own against the neighbours. Country Hills, Macewan Glen, and Beddington Heights all come in cheaper on the house side, and all three are growing slower or at the same pace. We are not the flashiest neighbourhood on the Calgary leaderboard, but we are steady, well-priced, and in demand. That is a good place to be heading into a summer market.

• Neighbourhood growth: 0.04% year over year (houses)
• Total house transactions in 2026: 50
• Total condo transactions in 2026: 7
• Properties assessed this year: 1,808 houses, 299 condos
• Airbnb potential: $149 per night (houses), $109 per night (condos)

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.